EIFS Stucco Siding
One popular type of siding used in housing today is considered to be the best by those who sell it and one of the worst by those who inspect and repair it. The siding is known as synthetic stucco, commonly called EIFS (exterior insulation finishing system.)
The product looks like real stucco siding but it is actually a synthetic look-alike. Those who sell it point to EIFS cosmetic appeal and energy efficiency as key benefits. Inspectors and repair companies see EIFS as a siding is very vulnerable with a surface coating only as thick as a soda cracker, spread over the top of foam insulation that has the structural density of a Styrofoam coffee cup.
This synthetic stucco siding is being installed on homes and office buildings everywhere, despite the bad reputation it has received over the last decade. This reputation started when homeowners began finding that their wall insulation was wet, there was mold growing in their walls, and the structural framing that held their houses would crumble in their hands. These conditions began when water leaked behind the EIFS siding through fine cracks and openings due to lack of maintenance or common installation errors.
Of course any type of siding can leak if not installed correctly, but unlike other types of siding, once water has entered a wall covered with EIFS, it does not readily dry out. This trapped moisture then has the potential of causing damage at each point of leakage, rendering insulation ineffective, rotting structural framing, and causing mold conditions inside of walls. While design changes have been made to EIFS, all EIFS remains subject to leakage due to many common installation errors.
How do these leaks become so common? First consider that there are many different manufacturers of EIFS, each having their own installation standards, and each having their own exceptions to their own standards. The problem is compounded when you consider all the different contractors providing EIFS, which is being installed by employees or subcontractors who are often unmonitored, and while working on tight construction schedules. All things considered, you have a surefire recipe for wall leakage.
Leakage can begin at any vulnerable spot on a building, including roof lines, around windows and doors, at all wall vents, utility penetrations, railing attachments, faucets, electric outlets and light fixtures. In addition, the seam and joint caulking used on synthetic stucco can fail from age and installation error, thus leaving fine cracks for water to enter behind the siding.
EIFS can look beautiful on the exterior side but big trouble can be brewing inside the walls for homeowners who do not inspect and maintain their EIFS annually, as well as, for owners who are currently unaware of existing installation errors on their siding. All it takes is one point of leakage to create the need for a major repair.
Even after water has repeatedly entered into an area behind EIFS siding, the leakage cannot readily be seen. This means leakage is more common than realized. Also, without inspection, these leaks are typically not discovered until after significant damage has occurred. This is why EIFS manufacturers recommend that the siding be inspected annually and maintained as needed.
During real estate transactions, a comprehensive inspection of synthetic stucco siding is recommended when annual inspection or maintenance records for this siding are not available. This type of inspection requires specialized equipment and is not part of a state of Wisconsin home inspection during real estate transactions.
A comprehensive EIFS inspection should first incorporate the use of infrared imaging; a fast scanning, noninvasive technology used to reveal suspicious areas of potential leakage. Then deep scanning subsurface moisture meters are used to validate moisture in suspicious areas. Where moisture is confirmed, small holes are drilled through the siding and conductive pin moisture meters are used to determine the amounts of moisture present and whether there is likelihood for damaged insulation, mold contamination, or rotted wood framing or sheathing.
Can EIFS be a good siding choice? Yes, if it is correctly installed, visually inspected on an annual basis, and promptly maintained as needed.
An initial inspection performed by a professional can help determine if EIFS siding is currently in good condition or if a hidden problem needs to be addressed.
The time involved for an EIFS inspection can vary depending on the condition of the siding.
During an EIFS inspection you will be given maintenance information to help protect your building from damage.
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